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December 30, 1997 The Village of Mazomanie has the following concerns regarding the rezoning request#7054 of Frederick Wolf, Hudson Road,Mazomanie,WI: 1.On October 18, 1995 Fred and Pam Wolf and realtor Harvey Strassburger presented to the Mazomanie Plan Commis- sion a proposal for the development of the property which included several different types of housing with higher density than that which would have been permissible within the Township of Mazomanie. The plan clearly intended that the property in question be annexed to the village and provided with municipal services. No action was taken by the Plan Commission at that time since the proposal was submitted as a concept plan for comment only. 2.The property in question is outside the present USA of the village but is located directly across Hudson Road from the Mazomanie Industrial Park which is within the village limits and its USA. When the industrial park is provided with utility services in the future, the Fred Wolf property could be annexed to the village and also provided with municipal services.The development of this property as rural residential at this time would be premature. 3. in our opinion, it would be questionable land use policy to allow unsewered lots to be developed adjacent to Black Earth Creek when municipal services, located in Hudson Road, can be offered as part of future annexation. Develop- ment within the village limits would yield potentially greater return for the land owner as well as beneficial development for the village and preferable land use in the Black Earth Creek environmental corridor. 4.The village board is concerned that unsewered development on the west side of the village will repeat a situation on the east side where two-acre unsewered lots were developed in the Town of Mazomanie within the former USA of the village. Providing municipal sewer service for this property is prohibitively expensive because a pumping station would be required. In addition, there is no orderly way for landowners in this area to annex to the village and still absorb the cost of municipal sewer if their neighbors are not similarly persuaded.The proliferation of unsewered lots on the west side of the village, currently in the Town of Mazomanie but across the road from the village's USA,would result in the development of property without any incentive for eventual annexation and connection to municipal services. 5.The Town of Mazomanie Land Use Plan (1979, 1984, 1993)categorizes the property in question as in"Upper Agricul- tural Terrace." Language within this category includes: "Rezoning only for a specific house to avoid premature land divisions."Since a realtor(Mike Roessler,Cross Plains)has apparently been consulted by the Wolfs in this matter,it would appear the request for a rezone would result in placing the proposed lots on the market,a speculative venture contrary to the provisions of the town land plan. 6.Under current zoning policy followed by the Mazomanie Plan Commission,single family residential housing adjacent to commercial or industrial areas,as would be the case with the Wolf property, is considered unwise. It would be more desirable to develop multi-family housing in this area,a type of housing more suited for connection to municipal ser- vices. 7. The Village Master Plan calls for gravity sewer to be provided westward along Hudson Road when growth requires extending this service to the industrial park area.The extension of this service would provide access by any development occurring along Hudson Road including development of the Wolf property north of Hudson Road.A new village water reservoir and water main extension from south of Highway 14 northward along a future extension of Emily Road, is planned for the year 2001. This water extension would serve the industrial park with increased water capacity for fire protection and its installation on Hudson Road would provide for potential service to the Wolf property north of Hudson Road.Any rezoning of the Wolf property into rural housing is considered premature and not in the best long- term interests of either the village or the property owner and is not consistent with the long-range planning outlined in the Village Master Plan. (See map from the Village Master Plan, attached.)